Practical Advice on Responding to a Planning Application
WILL THE COUNCIL TELL ME ABOUT LOCAL PLANNING APPLICATIONS?
If an immediate neighbour plans a change to their property, be it a small extension or a major redevelopment, the Council will write to you, giving you 21 days to comment.
Only adjoining residents are written to directly. In addition, there should be a notice displayed to the public, typically at the entrance or affixed to a tree or lamp post. The bush telegraph usually ensures that most people in the vicinity soon become aware of potential developments.
All residents’ comments are considered if they are made before the Council has made its decision – even if made after the 21 day deadline.
If the developer makes a change to the plans during the application process, residents should be re-notified and given a chance to comment further.
INSPECT THE PLANS
Anyone can comment on a planning application. You can inspect the application form, plans and design statements by using the planning search facility on the council website.
DISCUSS THE APPLICATION
Hopefully, the neighbour making the application will have discussed it with you beforehand, and taken account of your issues. It is always worth telling your neighbour what your concerns are – what is a problem, and what is satisfactory to you.
Suggest steps the applicant might take to modify the plans, so they may be more acceptable to you. You can also contact the Planning Officer to discuss any issues, and if relevant, invite him/her to come onto your property, so as to view the potential development from your perspective.
PLANNING POLICIES
The Council has a suite of local planning policies which guides the Council in assessing applications. The most important is the Development Management Plan, and you may wish to refer to some key sections in considering your response to an application:
Design Principles and Back Garden Development – pages 24 – 27
Housing Mix, Quality and Affordable Housing – pages 28 – 32
Open Space and Recreation – pages 39 – 42
Transport, Access and Parking – pages 43 — 48
PARKING
For residential properties the minimum number of parking spaces that are required depends on whether it is a flat or a house, the number of bedrooms, and whether the development has “high”, “medium” or “low” accessibility. Accessibility depends on distance to a town centre, a local shopping centre and the distance to the nearest train station. This is quite complicated, and details (including accessibility maps) are given in Annex 4 of the Development Management Plan on pages 174 – 184
CHECKLIST OF OBJECTIONS
What sort of comments can you make? Use your own words, and clearly state what sort of problems you forsee with the application. The following is a brief checklist of some of the issues that might arise:
Look to see if the proposal conflicts with any of the Council’s planning policies (you can see these at the Council’s offices or on the website). Review also the Council’s relevant supplementary guidance and leaflets, and see if the proposals are in conformity.
Is the appearance and bulk or size of the new building / extension generally in keeping with its neighbours and the surrounding area?
Is the current building line respected?
Whether adjoining residents will suffer any unreasonable overshadowing, overlooking or loss of privacy?
Are any external alterations to an existing building in character?
Is the proposed use a suitable one for the area?
Will there be any unreasonable increase in general disturbance, for example from the comings and goings of extra traffic?
Is there is any visual effect upon the landscape such as loss of trees?
Will new roadways, accesses and parking be safe for road users and pedestrians?
Will a public footpath be affected?
Do new public buildings have satisfactory access for the disabled?
Whether, for an application for an advertisement, the proposed sign is too large or unsightly.